<ARTICLE>           5
       
                 
<PERIOD-TYPE>       3-MOS
<FISCAL-YEAR-END>   DEC-31-1996
<PERIOD-END>        MAR-31-1996
<CASH>   768,938
<SECURITIES>   993,289 <F1>
<RECEIVABLES>   60,869
<ALLOWANCES>   0
<INVENTORY>   0
<CURRENT-ASSETS>   0
<PP&E>   20,253,131 <F2>
<DEPRECIATION>   5,088,217
<TOTAL-ASSETS>   17,178,109
<CURRENT-LIABILITIES>    0
<BONDS>   11,910,655 <F3>
<PREFERRED-MANDATORY>    0
<PREFERRED>    0
<COMMON>    4,440,446 <F4>
<OTHER-SE>    0
<TOTAL-LIABILITY-AND-EQUITY>  17,178,109
<SALES>    0
<TOTAL-REVENUES>    555,984 <F5>
<CGS>    0
<TOTAL-COSTS>    572,238 <F6>
<OTHER-EXPENSES>     (71,697) <F7>
<LOSS-PROVISION>    0
<INTEREST-EXPENSE>  248,718
<INCOME-PRETAX>    0
<INCOME-TAX>    0
<INCOME-CONTINUING>    0
<DISCONTINUED>    0
<EXTRAORDINARY>    0
<CHANGES>    0
<NET-INCOME>   55,443
<EPS-PRIMARY>    0
<EPS-DILUTED>    0

<FN>
<F1>   "SECURITIES" REPRESENTS INVESTMENT IN JOINT VENTURE
<F2>   "PP&E" REPRESENTS INVESTMENT IN REAL ESTATE [LAND AND
BUILDING]
<F3>   "BONDS" REPRESENTS MORTGAGES PAYABLE
<F4>   "COMMON" REPRESENTS TOTAL PARTNERS' CAPITAL
<F5>   "TOTAL REVENUES" REPRESENTS RENTAL, INTEREST, AND OTHER
INCOME
<F6>   "TOTAL COSTS" REPRESENTS TOTAL EXPENSES
<F7>   "OTHER EXPENSES" REPRESENTS EQUITY AND MINORITY INTEREST
IN JOINT VENTURES' NET (INCOME)/LOSS
</FN>